Ken Melton Home Inspections
Ken Melton Home Inspections Homebuyer
1000 Our Town Way Page   of  

INSPECTION REPORT

     

INSPECTION PERFORMED BY INSPECTOR:

Ken Melton

Virginia State License 3380001064 Exp. 06/30/2019

CONTACT:
837 Osprey Point Trail
Virginia Beach, VA 23451
757-717-6778

REPORT INFORMATION
PREPARED FOR:
Joe Homebuyer

PROPERTY ADDRESS:
1000 Our Town Way, Virginia Beach, VA

 

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Table of Contents


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Date: 11/18/2016 Time: 09:00 AM Report ID: Homebuyer 20161118 Sample
Property:
1000 Our Town Way
Virginia Beach VA
Customer:
Joe Homebuyer		 Real Estate Professional:
Tom Agent
Best Realty Around Town

THIS REPORT IS THE PROPERTY OF KEN MELTON HOME INSPECTIONS AND THE CLIENT(S) AND IS VALID FOR THE DATE OF THE INSPECTION ONLY. COPIES OF THIS INSPECTION REPORT ARE DISTRIBUTED TO OTHER PARTIES AS A COURTESY AND SHALL NOT BE USED FOR ANY FUTURE TRANSACTIONS ON THIS PROPERTY.

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

  • Serviceable = The item, component or unit was observed and / or operated, appeared to be performing the function for which it was designed, and no visual deficiencies were noted with exception of normal wear and tear.

  • Not Inspected  = I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

  • Limited Evaluation  = I could not perform a complete inspection of this item, component or unit and made no representations of whether or not it was functioning as intended. I will state a reason why inspection the inspection was limited and any appropriate recommendations and/or actions that need to be taken.

  • Not Present = This item, component or unit is not in this home or building.

  • Evaluate / Service Repair  = The system, item, component or unit was inspected and is not functioning as intended and needs further inspection / repair of reported items and any additional items the contractor notes / replacement by a qualified licensed contractor that is a specialist in evaluating the deficient system(s) mentioned. Items, components or units that can be repaired to satisfactory condition may not need replacement. Note: It is imperative that the contractor is licensed and in good standing with the State of Virginia Department of Professional and Occupational Regulation (DPOR), is working under his/her own license, can provide an inspection report on the complete system, provide an invoice for all work performed, and warranties if applicable.

  • Evaluate / Maintenance Repair  =  The system, item, component or unit is not functioning as intended and needs further evaluation / repair / or replacement. These repairs can often be accomplished by a good handyman or skilled homeowner.

  • Maintenance Tips and General Information  =  Advice that may improve the functionality, safety and life expectancy of the home and grounds.

  • For Your Information  = The home inspector reserves this comment to provide information to you about items, components or units in the home. He also may make suggestions that improve the appearance, functionality, and safety of the home.

  • Beyond Expected Service Life  = The item, component or unit has lasted beyond the typical life cycle. Statistically, this item, component or unit could fail at any time without warning or prediction by the inspector. I strongly recommend that you purchase a home warranty.

  • Safety Concern  = Any item, component, or unit that has issues that could potentially be life threatening or cause an injury to occupants or people in the home or on the property.

  • Safety Consideration  = Recommendations to upgrade the safety features of the home that are standard practices in newer construction, but was not a requirement or a standard practice when this home was built.

  • General Comments = General information.

Client(s) Present:
Yes

Building Type:
Single Family

Age Of Home:
Reported to be built in 1970
Square Footage:
2577

Inspection Type:
Buyer's

Temperature (degrees farenheit):
65
Occupancy:
Vacant

Weather:
Clear

 
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1.  STRUCTURAL COMPONENTS, CRAWL SPACES & BASEMENTS

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
Styles & Materials
FOUNDATION:
PIER AND BEAM STYLE FOUNDATION
MASONRY BLOCK FOUNDATION WALL
MASONRY BLOCK PIERS
CRAWL SPACE ENTRANCE:
EXTERIOR REAR
FLOOR STRUCTURE:
WOOD JOISTS
WOOD BEAMS
PLYWOOD SUBFLOOR
WALL STRUCTURE:
WOOD FRAMING
2 X 4 WALL STUDS
ROOF STRUCTURE:
ENGINERED WOOD TRUSSES
PLYWOOD SHEATHING
MOISTURE CONTROL MEASURES / CONDITIONS:
VAPOR BARRIER
CRAWL SPACE / BASEMENT VENTILATION:
PASSIVE
FLOORING INSULATION:
FIBERGLASS BATTS
R-13
  
Items
1.0 STRUCTURAL COMPONENTS (foundation, floor structure, roof structure, and walls)
Comments: Comments
  EVALUATE/SERVICE REPAIR: Concrete pier split or cracked in the crawlspace under kitchen. Repairs are necessary. Recommend a qualified licensed general contractor inspect further and repair as needed.
1.0 Item 1(Picture)
1.1 CRAWL SPACE VENTILATION
Comments: Serviceable
1.2 UNDER FLOOR INSULATION
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Insulation in the crawl space deteriorated from rodents. This not only destroys the insulation, it may create an unfavorable/unhealthy environment in the crawl space. Recommend having a pest control contractor further evaluate and make recommendations for a course of action and repairs
1.2 Item 1(Picture)
1.2 Item 2(Picture)
1.2 Item 3(Picture)
1.3 CRAWL SPACE / BASEMENT MOiSTURE CONTROL & CONDITIONS
Comments: Serviceable
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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2.  ROOFING,FLASHINGS, CHIMNEYS, ROOF DRAINAGE, AND ATTIC

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
Styles & Materials
ROOF INSPECTION BY::
WALKED ROOF
ROOF COVERING TYPE(S):
ARCHITECTURAL COMPOSITION SHINGLE
LIKE NEW
ATTIC VENTILATION:
PASSIVE VENTS
THERMOSTATICALLY CONTROLLED FAN(S)
ATTIC INSULATION:
FIBERGLASS BATT
FIBERGLASS LOOSE FILL
VARYING LEVELS FROM:
0"
12"
ROOF DRAINAGE:
GUTTERS AND DOWNSPOUTS
SPLASHBLOCKS
  
Items
2.0 ROOF COVERINGS
Comments: Comments
(1)   EVALUATE/SERVICE REPAIR: Shingle(s) are improperly installed (missing nails) at several locations that were sampled (front and rear). Each shingle should have either 4 or 6 nails per shingle depending on the wind load. At a minimum, at least one nail per shingle at each end. Recommend a qualified roof contractor further evaluate/correct as necessary
2.0 Item 1(Picture)
2.0 Item 2(Picture)
(2)   EVALUATE/SERVICE REPAIR: Roof is leaking. See comments under "INTERIOR: Ceilings and Walls".
2.1 FLASHINGS
Comments: Comments
  EVALUATE/SERVICE REPAIR: Flashing has gaps in the caulk at the chimney. This issue should be corrected by a qualified roofing contractor to prevent damage / further damage to the structure.
2.1 Item 1(Picture)
2.1 Item 2(Picture)
2.1 Item 3(Picture)
2.2 SKYLIGHTS, FLUES, AND ROOF PENETRATIONS
Comments: Serviceable
2.3 ROOFING DRAINAGE SYSTEMS
Comments: Comments
  MAINTENANCE TIPS & GENERAL INFORMATION: Gutters are full of debris in areas and needs to be cleaned.
2.3 Item 1(Picture)
2.4 ATTIC & ACCESS
Comments: Serviceable
2.5 ATTIC VENTILATION
Comments: Comments
  EVALUATE/SERVICE REPAIR: Thermostatically controlled vent fan in attic is seized. Recommend further evaluation and repair or replace by a qualified contractor.
2.5 Item 1(Picture)
2.6 ATTIC INSULATION
Comments: Comments
  EVALUATE/MAINTENANCE REPAIR: Insulation is deteriorated at kneewalls in the attic. This insulation should be replaced to improve energy efficiency in this area. Have further evaluated/corrected by a qualified contractor.
2.6 Item 1(Picture)
2.6 Item 2(Picture)
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  ELECTRICAL SYSTEMS

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
Styles & Materials
ELECTRICAL SERVICE CONDUCTORS:
OVERHEAD SERVICE
ALUMINUM
220 VOLTS
MAIN ELECTRICAL DISCONNECT:
200 AMP
CIRCUIT BREAKER
IN MAIN PANEL BOX
MAIN ELECTRICAL PANEL:
200 AMP
CIRCUIT BREAKERS
GARAGE
BRANCH WIRE 15 and 20 AMP:
ALUMINUM (see additional comments in this report)
WIRING METHODS:
NM (non-metallic sheathing) Grounded
OUTLET TYPES:
3 PRONG (Hot,Neutral, & Ground)
GFCI PROTECTED AREAS:
BATHS
GARAGE
OUTSIDE
SEE COMMENTS
CHECK MONTHLY
AFCI PROTECTION:
AFCI BREAKERS WERE NOT REQUIRED AT TIME OF CONSTRUCTION
  
Items
3.0 SERVICE ENTRANCE
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Problem(s) discovered with Service Entrance such as the service drop wiring contacts house aluminum trim which has a sharp edge (very dangerous). Recommend a licensed electrician inspect further and correct as needed.
3.0 Item 1(Picture)
3.1 SERVICE AND GROUNDING EQUIPMENT, MAIN AND BRANCH CIRCUIT OVERCURRENT DEVICES, MAIN AND DISTRIBUTION PANELS
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Problem(s) were discovered in the MAIN ELECTRICAL PANEL(S) such as: wires not clamped where they enter the panel, circuits are not clearly labeled, and sharp panel cover screws. Electrical issues are considered hazards until repaired. Have further by a licensed electrical contractor for issues noted on this report and any additional problems he/she finds and correct as necessary.
3.1 Item 1(Picture)
3.1 Item 2(Picture)
3.1 Item 3(Picture)
3.2 BRANCH CIRCUIT CONDUCTORS (wiring)
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Aluminum wire is installed on 120 VAC branch electrical circuits in the subject house. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. This home is wired with aluminum wiring. Someone has worked on this system and has used devices that are not combatable with aluminum wiring. There are devices that are listed by the Underwriters Laboratory (UL) that are commercially available that I am including photos of each with this comment. It is recommended that the entire electrical system to include all outlets, switches, light fixtures, ceiling fans, junction boxes, etc. be further evaluated by a licensed electrician who is familiar with and uses these devices.
3.2 Item 1(Picture)
3.2 Item 2(Picture)
3.2 Item 3(Picture)
3.2 Item 4(Picture)
3.2 Item 5(Picture)
3.2 Item 6(Picture)
3.3 CONNECTED DEVICES AND FIXTURES (representive number)
Comments: Comments
(1)   EVALUATE/SERVICE REPAIR SAFETY CONCERN: Three prong outlets are tested with a circuit tester that has color coded indictors to determine if there are issues  with the outlet (two lit green indicators is proper, red and no lit indicators are improper). If you look closely at a three prong outlet, you will see a short slot (hot wire), a tall slot (neutral wire), and a circular slot (ground wire). I found "open ground" at the following location(s): master bedroom. Further inspection is needed by an electrical contractor. It is recommended that an electrical contractor further evaluate and correct all deficient receptacles.
3.3 Item 1(Picture)
(2)   EVALUATE/SERVICE REPAIR: Ceiling fan(s) out of balance "wobbles" at bedroom (2nd level) (right). This repair can sometimes be as simple as tightening loose screws or adding weight to the blades. However, sometimes the fan may need to be replaced. Have further evaluated/corrected by a qualified person.
3.3 Item 2(Picture)
3.4 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments: Comments
(1)   For Your Information: A ground fault circuit interrupter (GFCI) or Residual Current Device (RCD) is a device that shuts off an electric power circuit when it detects that current is flowing along an unintended path, such as through water or a person. It is used to reduce the risk of electric shock, which can cause the heart to stop or cause burns. They can also prevent some fires, like when a live wire touches a metal conduit.  GFCI works by measuring the current leaving one side of a power source (the so-called "live" or "hot wire"), and comparing it to current returning on the other (the "neutral" side). If they are not equal, then some of the current must be leaking in an unwanted way, and the GFCI shuts the power off. After the problem is fixed, the device must be reset manually by pushing the reset button (the red button in the image shown at right). If the problem is not fixed, the GFCI will keep shutting off.


There is also a test button next to the reset button, which shows that the GFCI works properly. GFCI outlets should be tested at least once a month.

3.4 Item 1(Picture)
(2)   EVALUATE/SERVICE REPAIR SAFETY CONCERN: GFCI OUTLETS are used to help prevent accidental shocks and electrocution near water sources. They were not required in the kitchen when this home was built. Today, however, they are required in kitchens, baths, jetted tubs, garages, exterior, pools, spas and within 6 feet of plumbing. It is wise to have GFCI's installed in the kitchen by a licensed electrician as GFCI's can save a life..
3.5 OPERATION OF AFCI (ARC FAULT CIRCUIT INTERRUPTERS)
Comments: Comments
(1)   For Your Information: An Arc Fault Circuit Interrupter (AFCI) is a type of duplex receptacle or circuit breaker that breaks the circuit when it detects a dangerous electrical arc in order to prevent electrical fires. An AFCI distinguishes between a harmless arc that occurs incidental to normal operation of switches, plugs, and brushed motors, and an undesirable arc that can occur, for example, in a lamp cord which has a broken conductor.
3.5 Item 1(Picture)
(2)  FOR YOUR INFORMATION SAFETY CONSIDERATION: AFCI Breakers were not required when this home was built. I did not any AFCI protection at this home. If concerned, I recommend you contact an electrical contractor to have this type of protection installed.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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4.  PLUMBING SYSTEM

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
Styles & Materials
WATER SUPPLY SOURCE:
PUBLIC (City)
WATER METER TEST:
SATISFACTORY
MAIN WATER SHUT-OFF LOCATION(S):
YARD
HOSE BIB SHUT-OFF LOCATION(S):
KITCHEN CABINET
FOYER CLOSET
PLUMBING SUPPLY:
COPPER
EXPOSED PLUMBING DISTRIBUTION:
COPPER
EXPOSED PLUMBING WASTE SYSTEM:
PVC
EXPOSED PLUMBING WASTE VENT SYSTEM:
PVC
WASHING MACHINE DRAIN:
2"
PVC
FUEL SOURCE (other than electric):
PUBLIC NATURAL GAS
FUEL SHUT OFF VALVES:
GAS METER
AT EACH PIECE OF EQUIPMENT
WATER HEATER 1 GENERAL INFO:
LAUNDRY
ELECTRIC
50 GALLON
WATER HEATER 1 MANUFACTURE DATE:
2014
    
Items
4.0 WATER METER TEST (if applicable)
Comments: Serviceable
  SATISFACTORY: The water meter indicated no water flow with no demand from fixtures/devices. This is test was performed to insure there are no water leaks (concealed) at the subject property.
4.0 Item 1(Picture)
4.1 WATER SUPPLY AND DISTRIBUTION SYSTEMS
Comments: Comments
  EVALUATE/SERVICE REPAIR: Water supply pipe is leaking in the crawlspace under half bath. Repairs are needed. Recommend a qualified licensed plumber further evaluate and repair or correct as needed.
4.1 Item 1(Picture)
4.2 DRAIN, WASTE AND VENT SYSTEMS
Comments: Comments
  EVALUATE/SERVICE REPAIR: PVC and ABS plastic waste piping has been glued together hall bath (2nd level). Some plumbers will use transition cement but the use of this cement is prohibited by the building codes except for the exterior building buried sewer pipe. Only transition couplings may be used in the confines of the building and/or the crawl space. Have further evaluated/corrected by a plumbing contractor.

SECTION P3003

JOINTS AND CONNECTIONS

P3003.2 Prohibited joints. Running threads and bands shall

not be used in the drainage system. Drainage and vent piping

shall not be drilled, tapped, burned or welded.

5. Solvent-cement joints between different types of plastic

pipe.

4.2 Item 1(Picture)
4.2 Item 2(Picture)
4.3 FIXTURES ( includes bath, laundry,kitchen, hose bibs, etc.)
Comments: Comments
  EVALUATE/SERVICE REPAIR: Faucet control knob(s) for tub at hall bath (1st level) is leaking from the valve stem packings. Note that water only drips into the basin and does not enter the wall. Have further evaluated/corrected by a plumbing contractor.
4.3 Item 1(Picture)
4.3 Item 2(Picture)
4.4 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Comments: Comments
(1)   EVALUATE/SERVICE REPAIR SAFETY CONCERN: T&P  (Temperature and Pressure) relief valve on water heater discharge pipe is missing the discharge pipe (must extend to within 6" of the floor) . This is a safety issue and should be corrected. Recommend a qualified licensed plumber further evaluate and repair or correct as needed.
4.4 Item 1(Picture)
(2)   EVALUATE/SERVICE REPAIR: Water heater emergency drain pan is not plumbed to the outside. Without a drain pipe which drains outside, the drain pan is virtually not effective if the water heater leaks. Recommend further evaluate/correct as necessary by a qualified person.
4.4 Item 2(Picture)
4.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (fuel storage, piping, venting, supports, leaks)
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Flex gas piping is loose and needs securing in crawlspace. This is a safety issue and should be corrected. Recommend a qualified licensed plumber inspect further and repair as needed
4.5 Item 1(Picture)
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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5.  HEATING SYSTEMS

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
Styles & Materials
HEATING TYPE:
NATURAL GAS
FORCED AIR FURNACE
VENTING:
METAL FLUE PIPE TO EXTERIOR
ZONE(S):
WHOLE HOUSE
UNIT AGE:
BEYOND EXPECTED SERVICE LIFE
>20 YEARS OLD - SEE BELOW
Extra Info : Manufactured in 1980
CAPACITY:
100,000 BTU INPUT
DISTRIBUTION:
DUCTWORK AND REGISTERS
INSULATED
THERMOSTAT LOCATION:
DOWNSTAIRS
HALL
FILTER LOCATIONS / SIZES:
UPSTAIRS
DOWNSTAIRS
16" x 20"
20" x 20"
  
Items
5.0 OPERATIONAL TEST
Comments: Serviceable
5.1 HEATING EQUIPMENT
Comments: Comments
(1)   VALUATE/SERVICE REPAIR SAFETY CONCERN: Gas furnace is in a sealed compartment with weather-stripped door. The are no vents to the exterior for combustion air. Adequate combustion air is required for proper operation. Recommend a qualified HVAC person inspect further and repair or replace as needed.
5.1 Item 1(Picture)
5.1 Item 2(Picture)
(2)  BEYOND EXPECTED SERVICE LIFE: This unit is old and well beyond the expected service life.
5.2 NORMAL OPERATING CONTROLS
Comments: Serviceable
5.3 AUTOMATIC AND MANUAL SAFETY CONTROLS
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: An emergency off switch for the building heating system should be found in the vicinity of the heating system and accessible so that an occupant can, in an emergency, turn off heat without having to enter a possibly smoky or dangerous area. The emergency off switch is missing for this home. Have further evaluated by a heating contractor.
5.3 Item 1(Picture)
5.4 CHIMNEYS, FLUES AND VENTS
Comments: Serviceable
5.5 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments: Comments
  EVALUATE/SERVICE REPAIR: Duct(s) disconnected in the crawlspace. Energy loss is occurring.Recommend a qualified HVAC person inspect further and repair or replace as needed.
5.5 Item 1(Picture)
5.5 Item 2(Picture)
The heating system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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6.  AIR CONDITIONER (Cooling) & HEAT PUMP SYSTEMS (Heats and Cools)

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.
Styles & Materials
SYSTEM TYPE:
CENTRAL AIR CONDTIONER
POWER SOURCE - ELECTRIC
ZONE(S):
WHOLE HOUSE
OUTDOOR UNIT AGE:
10 YEARS OLD
TYPICAL SERVICE IS 15 YEARS
OUTDOOR UNIT SIZE:
4 TON
INDOOR UNIT AGE:
10 YEARS OLD
INDOOR UNIT SIZE:
4 TON
THERMOSTAT LOCATION:
SHARED WITH HEATING SYSTEM
DISTRIBUTION:
DUCTWORK AND REGISTERS
FILTER LOCATION(S):
SHARED WITH HEATING SYSTEM
Items
6.0 OPERATIONAL TEST
Comments: Comments
  EVALUATE/SERVICE REPAIR: Ambient air test was performed by using a thermal imaging camera to test the Air conditioner  to determine if the difference in temperatures of the supply and return air are at acceptable levels with consideration of the outdoor temperature and humidity. The supply air temperature on your system read 64 degrees, and the return air temperature was 70 degrees. This indicates that the unit is not cooling properly and a licensed Heat/Air contractor should inspect for cause or problem.
6.0 Item 1(Picture)
6.0 Item 2(Picture)
6.1 COOLING / HEAT PUMP EQUIPMENT
Comments: Comments
  EVALUATE/SERVICE REPAIR: Cooling fins on compressor unit are dirty which reduces air flow and conduction of heat. Recommend a qualified HVAC person inspect further and repair or replace as needed.
6.1 Item 1(Picture)
6.2 NORMAL OPERATING CONTROLS
Comments: Serviceable
6.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments: Serviceable
The cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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7.  FIREPLACES AND SOLID FUEL BURNING DEVICES

The home inspector shall observe chimneys, flues, and vents, where readily visible and solid fuel heating devices. The home inspector shall describe: Energy source; and equipment type. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections.

Styles & Materials
FIREPLACE / SOLID FUEL BURNING DEVICE TYPE:
CONVENTIONAL MASONRY
WOODSTOVE INSERT
FUEL TYPES:
SOLID FUEL (ex. WOOD)
CHIMNEY (interior):
FLUE NOT VISIBLE - WOODSTOVE INSTALLED
CHIMNEY (exterior):
BRICK
CEMENT CROWN
    
Items
7.0 FIREPLACES / WOODSTOVE'S / GAS LOGS / CHIMNEYS
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Woodstove installed in fireplace at family room. The firebox, flue, and all other components could not be inspected and there may be defects. I strongly recommend having the above mentioned inspected by a chimney sweep prior to purchase or use.
7.0 Item 1(Picture)
7.1 CHIMNEYS, FLUES AND VENTS
Comments: Comments
  EVALUATE/SERVICE REPAIR: Cement crown on chimney chase is failing and needs prep and re-coat. Deterioration may occur if not corrected. Recommend a qualified chimney sweep inspect and repair as needed.
7.1 Item 1(Picture)
The fireplaces and solid wood burning devices of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection installed wood stoves and the concealed fireplace firebox and flue. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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8.  EXTERIOR

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
Styles & Materials
SIDING MATERIAL:
VINYL SIDING
ATTACHED EXTERIOR STRUCTURES:
PORCH(ES)
DRIVEWAYS:
CONCRETE
TYPICAL CRACKS
WALKWAYS:
CONCRETE
    
Items
8.0 EXTERIOR SIDING
Comments: Serviceable
8.1 EXTERIOR TRIM
Comments: Serviceable
8.2 EXTERIOR DOORS
Comments: Comments
  EVALUATE/MAINTENANCE REPAIR: Side entry door has moisture damaged frame(s) at the bottom. Further deterioration may occur if not repaired. Recommend a qualified contractor inspect and repair as needed.
8.2 Item 1(Picture)
8.3 WINDOWS
Comments: Serviceable
8.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, COLUMNS, AND APPLICABLE RAILINGS
Comments: Comments
  EVALUATE/MAINTENANCE REPAIR: There are gaps at the masonry joints at the steps at the rear of home. These gaps should be sealed by a qualified contractor to prevent further deterioration.
8.4 Item 1(Picture)
8.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
Comments: Serviceable
  GENERAL COMMENTS: Typical concrete cracks. This is very common in our area. No hazards or further deterioration observed at this time.
8.5 Item 1(Picture)
8.6 EXHAUST VENTS ( kitchen, baths, & laundry)
Comments: Serviceable
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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9.  INTERIORS

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

This is not an inspection of cosmetic items.

Styles & Materials
LIMITATIONS TO INSPECTION OF THE INTERIOR:
NONE - HOUSE IS VACANT
WINDOWS:
VINYL REPLACEMENT WINDOWS
BATHROOM VENTILATION:
FANS
LAUNDRY VENTILATION:
VENTS OUTSIDE
SMOKE DETECTOR LOCATIONS:
DOWNSTAIRS
UPSTAIRS
ALL BEDROOMS
HARD WIRED - ALL WILL SOUND WHEN ONLY ONE IS ACTIVATED
CHECK SMOKE DETECTORS MONTHLY
CHANGE BATTERIES ANNUALLY
CARBON MONOXIDE DETECTOR LOCATIONS:
DOWNSTAIRS
SEE COMMENTS
CHECK CARBON MONOXIDE DETECTORS MONTHLY
CHANGE BATTERIES ANNUALLY
Items
9.0 CEILINGS & WALLS
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Ceiling in great room is stained. The area was checked with a thermal imaging camera and is currently wet. The "blue areas in the thermal images are indications of moisture. In this case, there were high levels of moisture based on the intensity of the blue areas in the thermal images. There are two sets of photos: one image is the shows orientation and the other is the thermal image of that area. Moisture in the walls not only damages the insulation and wall, there is also a possibility of mold that may be harmful to inhabitants that have mold sensitivities. Have a restoration company further evaluate and repair/replace as necessary
9.0 Item 1(Picture)
9.0 Item 2(Picture)
9.0 Item 3(Picture)
9.0 Item 4(Picture)
9.1 FLOORS
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: Laminate flooring is damaged at the living room and dining room. Utilizing a non-intrusive moisture meter, we were able to pin point the point of entry to the rear sliding door. Moisture under the floor not only damages the flooring but also creates a potential for mold which may be a health hazard for some individuals. Recommend a qualified contractor inspect and repair/replace as needed.
9.1 Item 1(Picture)
9.1 Item 2(Picture)
9.1 Item 3(Picture)
9.1 Item 4(Picture)
9.1 Item 5(Picture)
9.2 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments: Serviceable
9.3 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments: Serviceable
9.4 DOORS (REPRESENTATIVE NUMBER)
Comments: Serviceable
9.5 WINDOWS (REPRESENTATIVE NUMBER)
Comments: Comments
  EVALUATE/SERVICE REPAIR: Window(s) with double pane glass has/have moisture trapped between the panes. This gives the window pane a "fogged" appearance. This was noted at several rooms throughout. In order to get an accurate count, windows should be cleaned inside and out. This issue is usually corrected by replacing the glass pane only. Have further evaluated / repaired by a window repair contractor.
9.5 Item 1(Picture)
9.6 VENTILATION (BATHS,LAUNDRY, & WHOLE HOUSE FANS)
Comments: Comments
(1)   EVALUATE/MAINTENANCE REPAIR: Exhaust fan for the Hall Bath (2nd level) vents directly into the attic. This adds unwanted moisture to the attic. A vent pipe should terminate at an attic vent to correct this issue. Have corrected by a qualified contractor.
9.6 Item 1(Picture)
(2)   EVALUATE/SERVICE REPAIR SAFETY CONCERN: Dryer vent piping needs to be cleaned (fire hazard). Have corrected by a qualified contractor.
9.6 Item 2(Picture)
9.6 Item 3(Picture)
9.7 PRESENCE OF SMOKE DETECTORS
Comments: Comments
(1)   EVALUATE/SERVICE REPAIR SAFETY CONCERN: Smoke detector(s) missing at hallway (2nd level). This is a safety concern. This is a hard wired smoke detector so I recommend further evaluation/correction by an electrical contractor.
9.7 Item 1(Picture)
(2)   FOR YOUR INFORMATION SAFETY CONSIDERATION: Smoke detectors are recommended at hallways at each level and all bedrooms. Recommend purchasing new. Replace smoke alarms every ten years.
9.8 PRESENCE OF CARBON MONOXIDE DETECTORS
Comments: Comments
  EVALUATE/MAINTENANCE REPAIR   SAFETY CONCERN: I did not locate a carbon monoxide detector upstairs (present downstairs). You have natural gas burning equipment in this home. I recommend you install them in accordance with the carbon monoxide detectors guidelines on both levels.
9.8 Item 1(Picture)
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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10.  APPLIANCES

The Home Inspector as a professional courtesy will at the request of the client observe and operate the basic functions of the built in appliances.

Styles & Materials
RANGES / OVENS / COOKTOPS:
RANGE - GAS
NEW
NOT SECURED BY ANTI-TIP BRACKETS
KITCHEN VENTILATION:
PART OF OVER THE RANGE MICROWAVE
VENTS OUTSIDE
DISHWASHER:
BUILT-IN
FOOD WASTE DISPOSAL:
CONTINUOUS FEED
OLD
MICROWAVE:
OVER THE RANGE
REFRIGERATOR-CHILLERS:
REFRIGERATOR WITH ICE MAKER
DRYER POWER SOURCE:
ELECTRIC 3 PRONG OUTLET
    
Items
10.0 RANGES/OVENS/COOKTOPS
Comments: Comments
  EVALUATE/MAINTENANCE REPAIR   SAFETY CONCERN: This range is not secured by anti-tip brackets. Anti-tip brackets are metal devices designed to prevent freestanding ranges from tipping. They are normally attached to a rear leg of the range or screwed into the wall behind the range, and are included in all installation kits.
10.0 Item 1(Picture)
10.0 Item 2(Picture)
10.1 KITCHEN VENTILATION
Comments: Serviceable
10.2 DISHWASHER
Comments: Comments
  EVALUATE/SERVICE REPAIR: Dishwasher rack(s) are rusted out. Have corrected by an appliance repairman.
10.2 Item 1(Picture)
10.3 FOOD WASTE DISPOSER
Comments: Comments
  EVALUATE/SERVICE REPAIR SAFETY CONCERN: The food waste disposal is leaking and requires replacement. Have corrected by a qualified contractor/skilled person.
10.3 Item 1(Picture)
10.4 MICROWAVE
Comments: Serviceable
10.5 REFRIGERATION
Comments: Comments
  EVALUATE/SERVICE REPAIR: Refrigerator ice maker did not work when tested. Have further evaluated / repaired by an appliance repairman.
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